RICS Level 2 Survey in Easton, South Norfolk

Our RICS Level 2 survey provides a thorough inspection of the property's accessible areas, assessing the overall condition and identifying any urgent issues that require attention. The surveyor will examine the walls, roof, floors, doors, windows, and other key structural elements, providing you with a detailed report that uses a clear traffic light rating system to indicate the condition of each area. We inspect every aspect of the property that we can access without moving furniture or removing coverings, and we take photographs of any defects we find so you can see exactly what we are referring to in the report.

In Easton, where properties range from older period homes near St. Peter's Church (a Grade I listed building dating from the Fourteenth Century) to newer builds on the Festival Park development, our surveyors are experienced in assessing both traditional Norfolk construction and modern building methods. We understand that many older properties in the village centre near The Street were built using clay-lump construction, a traditional East Anglian method using local clay mixed with spear-grass, and we know how to identify the specific defects that affect these older buildings. Our team has surveyed properties on Marlingford Road, Dereham Road, and the smaller cul-de-sacs that make up the newer developments, giving us familiarity with the entire range of properties available in the village.

The local geology around Easton consists of Lowestoft Formation Diamicton, a clay-based mixture that can present shrink-swell risks, particularly in properties with trees nearby or those built on clay soils. This is particularly important because the area has a notable shrink-swell hazard score, meaning our surveyors pay extra attention to signs of subsidence, cracking, or movement in the building's foundations. We specifically check for cracking patterns that might indicate foundation movement, the condition of lintels above windows and doors, and any signs that trees or vegetation are affecting the stability of the property.

The survey includes a market valuation and insurance rebuild cost estimate, which proves particularly valuable in the current market where Easton house prices have seen changes in recent months. Understanding the true worth of a property helps you negotiate effectively, whether the survey reveals issues that need addressing or confirms the property is in good condition. We base our valuation on current market data for Easton and the wider South Norfolk area, taking into account recent sales of similar properties and the specific characteristics of the home you are purchasing.

• Visual inspection of all accessible areas
• Traffic light rating system for condition
• Market valuation and rebuild cost
• Advice on legal issues and urgent repairs
• Energy efficiency assessment (EPC tab)

Properties in Easton and the surrounding South Norfolk area present unique characteristics that our surveyors understand intimately. The predominant building materials in this region include soft red bricks made locally until the 20th century, flint (historically used for churches and walls), clay lump construction (a traditional East Anglian method using local clay mixed with spear-grass), and black or orange pantiles for roofing. Many older properties also feature thatch roofing, which requires specialist knowledge to assess properly. We have surveyed thatched properties in the village and understand how to identify potential issues with roof condition, fire safety considerations, and the overall structural integrity of these traditional homes.

The local geology presents specific considerations for property condition. The area sits on Lowestoft Formation Diamicton, a diverse mixture of clay, sand, gravel, and boulders with generally low permeability. Clay soils are susceptible to shrink-swell movement, which can lead to subsidence issues, particularly during dry spells or where trees are present. Our surveyors specifically check for signs of movement, cracking, or other indicators of subsidence risk when inspecting properties in Easton. We look at the pattern and direction of cracks, check for signs of movement around windows and doors, and assess the condition of any trees or vegetation that might be affecting the soil stability.

Flood risk is another local factor to consider. Easton is predominantly at risk of pluvial (surface water) flooding due to its low-lying nature and the low permeability of local soils. Some properties on The Street, associated with the River Deben, may also have a low chance of fluvial flooding. Our surveyors note these risks and advise accordingly in the report, including recommendations for flood resilience measures if appropriate. We check the condition of drainage around the property and note any signs of previous flooding or water damage that might indicate a higher risk than the standard flood maps suggest.

The population of Easton decreased slightly from 1,514 in 2011 to 1,436 in 2021 according to the census, which reflects broader trends in smaller villages as younger residents move to larger towns for work. However, the village has seen significant new development in recent years, particularly at Festival Park, which has brought younger families to the area. This mix of old and new housing stock means that buyers need to understand the specific characteristics of whichever type of property they are considering purchasing.

When you receive your RICS Level 2 report from Homemove, you will find a comprehensive document designed to help you make an informed decision about your potential purchase in Easton. The report is structured to be clear and easy to understand, with an executive summary at the front highlighting any urgent issues that need attention. We know that not everyone is familiar with construction terminology, so we explain everything in plain English while still providing the technical detail that your solicitor may need.

Each section of the property is rated using a traffic light system: red for urgent issues requiring immediate attention, amber for issues that should be attended to eventually, and green for satisfactory condition. This visual format makes it simple to prioritise any work that may be needed after you move in. The report also includes our surveyor's professional opinion on the property's overall condition and any ongoing maintenance requirements. We tell you not just what is wrong, but how urgent the problem is and what kind of expense you might be looking at for repairs.

For Easton properties, our surveyors pay particular attention to signs of movement given the local clay soils, the condition of older construction materials typical of Norfolk, and any flood risk indicators. We also note the proximity to local amenities, the condition of access roads, and other factors that may affect your enjoyment of the property. The market valuation section provides an independent estimate of the property's worth, which is particularly valuable in the current market where prices have been adjusting. We base our valuation on recent sales data for Easton and comparable properties in South Norfolk, giving you confidence that the figure reflects true market conditions.

The report also includes an insurance rebuild cost estimate, which is the cost to rebuild the property from scratch if it were destroyed. This is different from the market value and is based on the size, construction type, and standard of finish of the property. This figure is important for buildings insurance purposes, and we have found that many properties in Easton are underinsured because owners rely on market value rather than rebuild cost. Our report ensures you have the correct figure for insurance purposes, potentially saving you money on your premiums.